Salisbury East
A 21.6% median price surge in one year, from $670,000 to $814,500, places Salisbury East among SA's fastest-appreciating suburbs, yet household incomes sit at just the 22.5th percentile nationally ($1,163/week). This gap between price growth and income capacity is the suburb's defining tension. The SEIFA profile confirms structural disadvantage: IRSAD decile 2 and IEO decile 2, but an IER decile 4 that is comparatively higher, suggesting some economic resources exist despite low education attainment. Labourers (539) nearly match Professionals (440) in the occupational mix, a distribution well below the national professional-skew, while the 8.2% unemployment rate runs roughly double the national average.
Population
9,273
Median Age
40.0
Household IncomeiMedian weekly household income (ABS Census)
$1,163/wk
DAs (12 months)iDevelopment Applications lodged in the past year
81
Median House
$814K
Median 1Q 2026
Detached houses at 80.4% dominate, with three-bedroom homes comprising 61.2% of all stock, the most concentrated single-bedroom type in this analysis. The $814,500 median is up 21.6% from $670,000 in Q1 2025 to the current Q1 2026 reading. Monthly mortgage repayments of $1,300 produce a mortgage-to-income ratio of 25.8%, below the stress threshold despite low incomes. Semi-detached at 16.0% provides a secondary entry point, while apartments are negligible at 3.6%. With 41.5% carrying mortgages and 33.3% owning outright, the suburb is predominantly owner-occupied. Buyers should note the IRSAD decile 2 classification, which may affect resale appeal to buyers using socio-economic filters.
For Buyers
Detached houses at 80.4% dominate, with three-bedroom homes comprising 61.2% of all stock, the most concentrated single-bedroom type in this analysis. The $814,500 median is up 21.6% from $670,000 in Q1 2025 to the current Q1 2026 reading. Monthly mortgage repayments of $1,300 produce a mortgage-to-income ratio of 25.8%, below the stress threshold despite low incomes. Semi-detached at 16.0% provides a secondary entry point, while apartments are negligible at 3.6%. With 41.5% carrying mortgages and 33.3% owning outright, the suburb is predominantly owner-occupied. Buyers should note the IRSAD decile 2 classification, which may affect resale appeal to buyers using socio-economic filters.
For Investors
Renters at 25.3% provide a moderate tenant pool. Weekly rent of $290 against the $814,500 median produces a gross yield around 1.9%, very low for Adelaide and suggesting the rapid price appreciation has compressed yields. The vacancy rate of 5.6% is moderate. The 75 development applications in 12 months include land divisions and multi-dwelling projects, indicating infill densification is underway. Population growth of 0.91% annually (175 persons) is healthy, driven by overseas migration (331 net/year), partially offset by internal outflow of 292 per year. This revolving-door pattern suggests the suburb absorbs new migrants who may later move to higher-status areas.
Development Activity
Total DAs
387
Last 12 Months
81
YoY ChangeiYear-over-year change in DA lodgements
+30.6%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Salisbury East iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
Tyndale Christian School
R-12 · 1498 students
Keller Road Primary School
U, R-6 · 239 students
Salisbury East High School
U, 7-12 · 1008 students
Madison Park School
U, R-6 · 188 students
Demographics
English ancestry leads at 3,706, with a notable 'Other' category of 1,521, reflecting the suburb's multicultural composition. German (567) and Irish (564) share near-equal counts. The 31.7% born overseas is 10.1 points above the national average. Arabic (84), Gujarati (64), Italian (57), Punjabi (52), and Greek (46) are the top non-English languages, indicating South Asian and Middle Eastern migrant communities. University qualifications at 19.6% are 10.5 points below national, the second-lowest in this batch. Islam (604) and Hinduism (264) are significant alongside Christianity (3,760), a religious diversity above the typical Adelaide norm.
Age Distribution
Bedrooms
Dwelling Structure
80.4%
Houses
16.0%
Townhouse
3.6%
Apartment
Tenure
The tenure mix is 33.3% owned outright, 41.5% mortgaged, and 25.3% renting, with mortgaged households leading. Three-bedroom stock at 61.2% dominates to an unusual degree, reflecting the suburb's post-war housing origin. The median rose 21.6% from $670,000 in Q1 2025 to $814,500 in Q1 2026, a rapid appreciation likely driven by affordability refugees from inner Adelaide. Mortgage-to-income at 25.8% and rent-to-income at 24.9% are both below stress thresholds, though the low income base (22.5th percentile) means absolute spending capacity is constrained. The 16.0% semi-detached share offers a middle ground between houses and the negligible apartment stock.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$290
HH Size
2.4
Personal Income / wk
$599
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
5.6%
Unoccupied
215
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.9%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
25.8%
Community Profile
Languages Spoken at Home
Ancestry
Household Composition
26.5%
Couples, no children
7,183
Total families
Economy & Employment
Healthcare leads at 19.9% (436 workers), followed by Education at 10.6% (232), Construction at 9.2% (202), Retail at 9.2% (201), and Manufacturing at 9.1% (199). The near-equal share of four sectors between 9-10% reflects a diversified, blue-collar-tilted economy. Clerical/Admin (553) leads occupations, followed by Labourers (539) and Community/Personal (520), with Professionals (440) only fourth. The 8.2% unemployment rate is roughly double the national average, and participation at 50.6% is below national, with 3,220 people outside the labour force. SEIFA IEO decile 2 reflects low educational attainment, while IRSAD decile 2 confirms overall disadvantage.
Unemployment
9.6%
Labour Force
8,340
Unemployed
804
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
61.4%
Part-time
30.4%
Participation
50.6%
Employed
3,521
Occupations
Top Industries
University
19.6%
Postgraduate
4.1%
Born Overseas
31.7%
Dwellings
3,621
Transport to Work
Transport is car-dominated at 87.1%, with public transport at 5.6% and walking/cycling at just 1.1%, both well below the Adelaide metro average. Four schools serve the suburb. Tyndale Christian School (Independent, ICSEA 1,016, 1,498 students) is the largest. Government options include Salisbury East High School (ICSEA 941, 1,008 students), Keller Road Primary (ICSEA 941, 239 students), and Madison Park School (ICSEA 923, 188 students). Government school ICSEA scores sit below the national 1,000 benchmark, consistent with the area's IRSAD decile 2 rating. The crime rate of 41.3 per 1,000 population is above the national average.
Drive
87.1%
Public Transport
5.6%
Walk / Cycle
1.1%
Work from Home
N/A
Population Forecast
+0.91%/yr
(+175 people/yr)
EstablishedPopulation grows at 0.91% per year (175 persons). Overseas migration drives this at 331 net per year, but internal migration runs at negative 292, creating a net intake that is mostly international arrivals replacing domestic departures. The 10-year population change of 16.2% is above national average for established suburbs. The medium forecast projects 20,373 by 2031, up from 19,146 in 2025. The age trajectory is mixed: young share increased 1.5 points while senior share grew only 0.9 points, suggesting migrant families are keeping the suburb younger than the Adelaide norm. Real income growth of 7.5% over the decade has barely matched inflation.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+331
Net Internal / yr
-292
Gentrification Signal
Not gentrifying
Population +17% since 2011, Net internal outflow -292/yr, Strong overseas inflow +331/yr
Safety & Crime
Total Offences
383
Year ending June 2024
Rate per 1,000 People
41.3
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Salisbury East compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Salisbury East a good suburb to live in?
Salisbury East is affordable by Adelaide standards, with mortgage-to-income at 25.8% and rent-to-income at 24.9%, both below stress thresholds. However, IRSAD decile 2 indicates significant socio-economic disadvantage, the 8.2% unemployment rate is above average, and the crime rate of 41.3 per 1,000 is elevated. It suits budget-conscious buyers willing to trade amenity for affordability.
What is the median house price in Salisbury East?
The median is $814,500 (Q1 2026), up 21.6% from $670,000 in Q1 2025. Monthly mortgage repayments of $1,300 create a mortgage-to-income ratio of 25.8%. Median weekly rent is $290. The rapid appreciation reflects Adelaide-wide price pressure pushing buyers into northern suburbs.
What schools are in Salisbury East?
Four schools serve the suburb. Tyndale Christian School (Independent, ICSEA 1,016, 1,498 students) sits above the 1,000 benchmark. Government schools include Salisbury East High (ICSEA 941, 1,008), Keller Road Primary (ICSEA 941, 239), and Madison Park (ICSEA 923, 188), all below the national benchmark, consistent with the suburb's IRSAD decile 2.
Is Salisbury East safe?
The crime rate is 41.3 per 1,000 population (383 total offences), above the national average. IRSD decile 2 indicates higher disadvantage, which correlates with elevated crime. However, the 84.7% residential stability rate is high, suggesting most residents stay long-term. The 9.5% needing assistance rate reflects the suburb's lower socio-economic profile.
Is Salisbury East good for property investment?
The 21.6% price growth in one year is strong, but gross yield is only about 1.9% ($290/week on $814,500), compressed by rapid appreciation outpacing rents. The 5.6% vacancy rate is manageable, and 75 DAs in 12 months indicate active development. Population growth of 0.91% annually provides moderate demand support, though the 292 net internal departures per year suggest some churning.
How is Salisbury East's population changing?
Growth runs at 0.91% per year (175 persons), driven by overseas migration (331 net/year) offset by internal outflow (292/year). The medium projection reaches 20,373 by 2031. Unlike many established suburbs, the young share actually grew 1.5 points over the decade, suggesting migrant families are keeping the age profile younger than the broader Adelaide trend.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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